20080610140540.pdfEagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359 j
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
1215' Ave N
Edmonds, WA 98020
Re: Grimm Residence
530 9" Ave N
Edmonds, WA 98020
Plan Review # 2008-0394 EECE # EDM 08-51
PIan review number 01
Structure
Stated Area
S.F.
Finished Basement
616
xisdng First floor
1495
New First Floor
331
ExisN 2nd Floor
730
New 2" Floor
523
Total
3695
Garage
644
Total
4339
Deck First Floor
320
Deck Upper Floor
96
Grand total
4755
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes. The following comments,
deficiencies/corrections must be addressed prior to completion of plans review and
subsequent issuance of permits.
Provide revised plans and calculations along with a written response to each of the items
listed below to facilitate a shorter back -check time.
SCOPE OF REVIEW
The scope of this review is for the Structural, Ordinance, V&IAQC, Energy requirements
of this project.
All features were checked only to the extent allowed by the submittals provided. All
portions of this project are assumed to meet or will meet other departmental requirements,
conditions and concerns before permit approval.
Page 2 of 6
Plan Review Number 01
EECE#: EDM 08-51
Grimm Residence
2008-0394
ORDINANCE COMMENTS
General
1. Please provide a plan of the "as built" structures, It is not clear what is being added
and what was existing based off the drawings submitted at this time.
2. Please note on the drawings that the smoke alarms shall be hot-wired with a battery
back up. 8313.2
3. Show fire blocking at the stud wall were the ledger & floor diaphragm is attached
to the stud. R602.8
4. Architect of Record (AOR), please clarify on the drawing the required roof
ventilations. I was unable to determine this from the drawings. R806
5. AOR please specify the locations of the roof drains and their required size. R 903.4
6. Usable space under stairways shall have the walls and soffits on the enclosed side
protected with a minimum of V2 -Gypsum. Please add this to the drawings. R311.2.2
7. Provide a detail of the step flashing at the roof/wall. R703.
8. AOR please specify the hot water tanks shall be strapped to resist lateral
displacement as required per M1307.2.
Sheet 3 Foundations Plan, Basement Wall Detail, Shear wall Schedule
9. One crawl space vent shall be with in 3 feet of each corner. This is not reflected on
the drawing submitted. For example, the crawl space under the den. Please modify
accordingly.
Sheet 4 Basement Floor Plan, Energy Notes
10. Please note the window at the bathtub in bathroom. #2 shall be tempered. R30.8.4
11. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
12. Please specify that all the penetrations through the garage to house separation wall
shall be protected by filling the opening around the penetrating item with approved
material to resist the free passage of flame and products of combustion. 8309.1.2
Page 3 of 6
Plan Review Number 0
EECE4: EDM 08-51
Grimm Residence
2008-0394
Sheet 5Main Floor Plan, General Notes
13. Please provide a detail of the guardrail. IRC 312 and Table 301.5
14. Please note the window next to the entry door shall be safety glazed. R308.4
15. Usable space under stairways shall have the walls and soffits on the enclosed side
protected with a minimum of 1/2 -Gypsum. Please add this to the drawings. R311.2.2
16. Please add the information for the handrails for the exterior stairs. 8311.5
17. Please clearly add to the drawing the required riser height for the exterior stairs.
R311.5.3
18. Please provide a handrail detail. R311.5.6.2.
19. AOR, please add guardrail details on the drawings to show compliance with the
code. R312
20. PIease clarify the locations of the smoke alarm on this level. One is required on
each level. R313.2 item 3
21. Please clarify on the drawing how the dryer will be vented to the outside. The vent
shall not be with 3 feet of any opening in the wall. Please add this information to
the drawings. M1502.2
Sheet 6 Upper Floor Plan
22. Note minimum required finish wall material & height in the shower & bath areas.
R307.2.
23. Please provide detail for the construction of the new deck off the master bedroom.
Cross Section A/2 just shows this schematically.
24. AOR, please add guardrail details on the drawings to show compliance with the
code. Verify attachments to the structure with minimum required lateral loading
R312
Page 4 of 6
Plan Review Number 01
EECE#: EDM 08-51
Grimm Residence
2008.0394
STRUCTURAL COMMENTS
General
25. Engineer of Record (EOR), the 5-1/8X 9 over the den has a moment at the support
greater then what was used for the design. The design moment appears to be
126.701 kip -feet at the support but the mid span has 109.8 kip -feet, which was
used to size the beam. In addition, the allowable bending stress for 24V4 -1.8E is
1850 psi on the top lam. Please modify accordingly. NDS table SA and table 5.3.1
26. The first floor framing required a 24FV8 for continuous 5-1/8X13.5. Please add
this information to the drawings or submitted analysis to justify not required.
27. There is no information for the attachment of the deck ledger. Please add this
information to the drawing. R502.2.2
28. Please specify the required roof diaphragm nailing. I was unable to fend where this
information was specified. Table IRC 503.2.1.1(1)
Sheet 1 North and East Elevations
29. Please provide details and analysis for the new deck being added on the sloped
grade. Details are required for these connections.
Sheet 3 Foundations Plan, Basement Wall Detail, Shear wall Schedule
30. EOR, please provide analysis for the anchor bolts spaced @ 4'O/C center to resist
the reaction from the concrete wall retaining the soil. Per check analysis, it appears
the top will not be able to resist the design force. Please submit analysis to justify.
31. EOR, please submit analysis for the foundation system to support the design loads.
This was not in the submitted documents at this time.
32. EOR, please clarify the footing size at the porch area. The exterior is specified as
24" Square X 10" thick but the other footing is not noted. Please add this
information, in order to check the footing at this location..
Sheet 4 Basement Floor Plan, Energy Notes
33. EOR, please submit a geotechnical report to justify a allowable soil bearing
pressure of 3000 psf as noted on the drawings.
34. EOR provide analysis for the beam pocket supporting the 5-1/8X13-112 glb at the
garage. This also should include the connections required.
Page 5 of 6
Plan Review Number 01
EECE##: EDM 08-51
Grimm Residence
2008-0394
Sheet 6 Upper Floor Plan
35. Please clarify the framing at the deck off bedroom #2. Nothing is specified for
required connections to support the design loads. See section D/8.
Sheet 7 Framing Plans, Roof, Upper Floor & Main Floor
36. EOR, please specify the required joist hanger to support the joist. All that is noted
is joist hanger.
37. EOR, please specify the required deck joist hanger. Nothing is specified at this
time.
38. Upper floor Framing Plan: Based off the cantilever and the last joist there will be
uplift at the deck joist connections. Please clarify on the drawings how this force
will be resolved. Nothing is specified at this time.
39. Main Floor Framing Plan: Please provide analysis and specified the required
connection of the sister 2x10 at the cantilevering deck.
40. Nothing is specified for the connections of the roof joist to the supporting member.
Please add this information to the drawings in order to complete the review.
41. Please clarify on the drawings how the glu-lam ridge beam is being supported and
the required connections. Nothing is specified at this time.
42. Please provide a detail at the intersections of the 2X 10 ridge beam to the 5-
1l8X10-1/2 GLB.
43. EOR please specify the required hanger for the 2x8 ceiling joist to support the
design loads. Nothing is specified at this time and these are being hung off the glu-
lam beam.
44. Main Floor Framing pian: EOR, please specify the required connection of the 2x10
rim joist to the supporting 2x10 floor joist. Nothing is specified at this time how
the design forces will be resolved.
45. Main Floor Framing Plan: EOR, please specify the required hanger to use at 2x10
back span supporting member.
46. Roof Framing Plan: EOR, please specify the required hanger for the 2x8 roof
framing joist.
Page 6of6
Plan review Number 01
EECE#: EDM 08-51
Grimm Residence
2008-0394
Sheet 8 Building Section @ Stair, Section @ Den/Kitchen
47. Sections at Den/Kitchen: EOR, please clarify how the rafter joist will be connected
at the existing wall. Nothing is specified at this time.
48. EOR, please provide detail for the beam pocket supporting the beam. Nothing is.
specified at this time.
49. Please note the required 90 -degree hook for the vertical reinforcement into the
footing. WSA R403.1.1
VENTILATION AND INDOOR AIR QUALITY CONTROL COMMENTS
Sheet 5Main Floor Plan, General Notes
50. Please specify the required fan for the kitchen. WSV&IAQC 303.3.2
ENERGY COMMENTS
Sheet 3 Foundations Plan, Basement Wall Detail, Shear wall Schedule
51. Vapor barrier in the crawl space shall lap a minimum of 12". Please note this on
the drawings. WSEC 502.1.6.7
Additional corrections may be required following receipt of corrections and additional
information as requested.
Your plans are being reviewed concurrently with the Building Department, Fire
Department, Zoning Department and Public Works Engineering. Changes, clarifications
or additional corrections may be required subsequent to the Building Department plan
review when comments are received from the other concerned departments.
Should you have any inquiries regarding this letter, please contact Hoyt Jeter at (360) 874-
0562 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt 3eter, P.E.
President